OVERCOMING OPPOSITION TO DENSITY SINGLE FAMILY OPTIONS 5/11/2016. Affordable Housing. Housing Affordability. Envision Eugene.

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1 OVERCOMING OPPOSITION TO DENSITY Zach Galloway AICP, City of Eugene Leslie Hamilton AICP, City of Lake Oswego Patrick Kessi, PHK Development Affordable Housing v. Housing Affordability Location efficiency/ Housing + Transportation Index Market/ Supply & Demand Population Growth Building Cost Overcrowding Displacement Tenant/ Rental organizations Dispersal policy Renters v. Homeowners Legislative landscape Local incomes & Cost burden Student competition Manufactured home park closures Regional economy Equity of Opportunity Fair Housing Urban Growth Boundary & Oregon Land Use Planning Local politics and Community values SINGLE FAMILY OPTIONS Introducing the Missing Middle to Single Family Zones Envision Eugene Compact growth Livability Core commercial areas + key transit corridors Envision Eugene Provide Housing Affordable to All Income Levels Plan for Climate Change and Energy Resiliency Promote Compact Urban Development and Efficient Transportation Options Protect, Repair and Enhance Neighborhood Livability Provide for Adaptable, Flexible and Collaborative Implementation 1

2 SW Special Area Zone South Willamette Special Area Zone Implement Envision Eugene: Create more options for smaller dwellings Increase number of affordable dwellings Increase ownership options Respond to Infill Compatibility Standards recommendations SFO Zone in South Willamette: Utilizes zones as transitions Study compatibility with neighborhood character Missing Middle in SFO Cottage Cluster Row House Duplex Courtyard Narrow House ADUs 2

3 Building Form Scale Massing Projections Siting Considerations Set Backs Relationship to the Street Open Space Landscape Standards Access Architectural Detailing Door & Window Trim Fascia Detail Eaves Porch Detail Transitions Transition building types across the district New housing types play role in creating smooth transition Materials & Finish Accent Materials Cladding Changes Color Changes Sustainable Features Solar Siting Solar Panels Rainwater Catchment Ecoroofs Building articulation required Dormers 6 h. x 10 w. allowed every 20 of bldg. length Height Limits 1 Break Up Mass 3 Interesting & Compatible Roof Line 2 Trees required; mature height; 20 max. spacing 8:12 sloped setback 25 height limit 4 Quality, Accentuated Windows 5 Balconies and Windows Facing Street PROPOSED STANDARD Inviting Porches 9 8 Elevated First Floor 6 High Quality Landscaping 10 Garage Behind 10 min. setback 7 Direct Connection to Sidewalk 3

4 Define the problem clearly. Understand your local context. Key Takeaways Value of local comparables. Design and Graphics are persuasive. Paint the vision and offer design consultations. 4

5 City of Lake Oswego and Wizer Block/ Block 137 Context Applicant s Proposal Elevations 28,000 s.f. retail 8,500 s.f. office 207 residential units 457 parking spaces Four Exceptions to the Downtown District standards Removal of 25 trees 5

6 Public Participation Ex parte: 199 written comments prior to completeness LO Review articles and opinions Record Neutral: 4 Support: 298 Opposition: 380 Opposition Themes Start Housing Rental v. Ownership Traffic Parking Noise Shade Pet Waste Project size/height Property values Go back to the drawing board and provide LO with a pleasing answer to the proposed ghetto Apartment dwellers do not have the same investment in the community that those of us currently do Who wants food served with a side of exhaust and car noise? It will turn the present village into an ugly, crowded 19 th century London style apartment row Millennium Park will no longer be equally accessible to the rest of the town 525 lbs. dog feces, 5 gallons dog urine per week Opposition Themes - End Village Character Compact shopping district Traffic Project would not fit on a Portland block Village Character As used in this section, village character means a community of small scale structures that appears and operates like a traditional small town. A village is typically composed of an assembly of smaller mixed use structures often centered on a square or other public space or gathering area, such as a body of water, a transportation route or a landmark building. Adherence to village character is not intended to require a historical reproduction of a turn of the century small town, but rather to encourage the development of a sophisticated small city that is pedestrian friendly, creates a sense of community and attracts people to the downtown in the same manner and using similar design concepts as historic small towns and neighborhood centers. City Hearing Schedule Development Review Commission 3 hearings in Jan/Feb 2014 (No decision) 3 hearings in July 2014 (Denied 3 2) City Council on Appeal 3 hearings in September 2014 (Reversed 5 2) 6

7 Appeal Schedule LUBA: Affirmed Council decision April 15, 2015 Court of Appeals: Upheld LUBA decision August 5, 2015 Oregon Supreme Court: Review denied November 12, 2015 Findings DRC: Although Buildings A, B and C meet the specific requirements of the overlay (height, design style), they do not meet the small scale structure element contained within the definition of village character. Council: The definition of village character is not an approval criterion but a purpose statement. LUBA: Council decision is plausible interpretation of code. C of A: Affirmed without Opinion (AWOP) OR Supreme Court: Affirmed without Opinion (AWOP) Organized Opposition Save Our Village/website/contributions Evergreen Neighborhood Association LO 138 LLC (Lake View Village) Lake Oswego Neighborhood Action Coalition (LONAC) Save the Heart of Lake Oswego music video Were minds changed? OVERCOMING OPPOSITION TO DENSITY Zach Galloway AICP, City of Eugene Leslie Hamilton AICP, City of Lake Oswego Patrick Kessi, PHK Development 7